This list will give you an idea of what items are typically included in closing costs (not the specific amounts, as fees can vary). The buyer and seller may negotiate "who pays what", but once the contract is signed, instructions cannot be changed unless mutually agreed upon by all parties in writing.

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If the property is listed or sold by an agent, there will be commission(s) to calculate.  Commissions are usually paid by the seller.

The seller is required to pay the property taxes through the last day of ownership.

The buyer will purchase a fire and hazard insurance policy. Frequently the lender requires the first year's insurance premium to be paid at close of escrow.

Assessments or liens against individuals and/or the property must be paid off before the close of escrow. The title company will normally show much of this information in the Preliminary Report and the escrow officer will work with the appropriate parties to clear up any problems so that the escrow may close.

Depending upon the customs of the area, the seller or buyer can pay the title insurance fee that is referred to as the owner's (or homeowner's) policy. The owner's policy covers the new owner's interest and "title" to the new property. The buyer typically pays for the "lender policy" that will cover the new lender's interest in the "title" to the property. Who pays the escrow fee is frequently dictated by county or regional custom, but is generally split between the buyer and the seller except on certain types of government loans.

• Attorney's fees
  
• Document preparation fees
  
• Loan fees
  
• Notary fees
  
• Pest inspection
  
• Tax service fees
  
• Deed recording charges
  
• Home warranty
  
• Natural hazard disclosure report
  
• Pest correction costs
  
• Special courier or delivery fees

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There are a variety of services required to close a real estate transaction and some fees that may apply. "Who pays what" is dictated by the traditions and practices in each area, and varies from state to state (and even county to county). FHA and VA loans may also have some differing rules and procedures. Here is a general guide to fees and services that may be required. Remember, many items in the real estate contract are negotiable.

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• Real estate commission as specified in listing agreement or sales contract
• Any applicable city, county or real property transfer taxes
• Payoff of all loans in seller's name including:
  
  • Principal balance plus interest
• Any demand, re-conveyance or other fees
• Any prepayment penalties
• Preparation of documents
• Any judgments, tax liens, etc. against the seller
• Any unpaid property tax amount at time of transfer
  
• Any unpaid homeowner association dues
  
• Any bonds or assessments (if specified in contract)
  
• Any delinquent taxes
  
• Termite inspection and/or work (if specified in contract)
  
• Home warranty (if specified in contract)
  
• Notary fees, if applicable
  
• One-half of the escrow or sub-escrow fees (if customary in your area)
  
• Title insurance premium (if customary in your area)
  
• Recording charges to clear all documents of record against seller

• Real estate commission as specified in listing agreement or purchase contract
• Loan charges as required by lender, including
  
  • Any loan origination fees or funding fees
  • Credit report
  • Preparation of documents
  • Pre-paid interest
  • Appraisal fee
    
• Impounds for taxes and fire insurance (as required by lender)
  
• Termite Inspection and/or work (if specified in contract)
  
• Other inspection fees (if specified in contract or required by lender)
  
• Home warranty (if specified in contract)
  
• Any applicable city, county or real estate property transfer taxes (as specified in contract)
  
• Title insurance premium (is customary in your area)
  
• Lender's title insurance premium and endorsement fees as required by lender
  
• One-half of escrow or sub-escrow fees (if customary in your area)
  
• Recording charges for all documents in buyer's name